The subdivider or owner shall observe the following
requirements and principles of land subdivision in the design of each
subdivision or portion thereof as set forth herein. All materials
and construction practices for construction of streets, curbs, sidewalks,
storm sewers, as well as the type and quantity of topsoil and other
concrete work, shall be accomplished in accordance with the New Jersey
State Highway Department Standard Specifications for Road and Bridge
Construction — 1961, and as amended, which shall hereafter
be referred to as "standard specifications."
A.
The subdivision plat shall conform to design standards
that will encourage good development patterns within the Township
of Lacey. Where either or both an Official Map or Master Plan has
or have been adopted, the subdivision shall conform to the proposals
and conditions shown thereon. It is the intention of these regulations
that proper performance of the work is the sole responsibility of
the subdivider. The streets, drainage rights-of-way, school sites,
public parks and playgrounds shown on an officially adopted Master
Plan or Official Map shall be considered in approval of subdivision
plats.
B.
Only two (2) minor subdivisions shall be allowed in
any one (1) tract of land unless the owner or subdivider conforms
to such regulations herein provided pertaining to major subdivisions
as the Planning Board may require.
A.
The arrangement of streets not shown on the Master
Plan or Official Map shall be such as to provide for the appropriate
extension of existing streets.
B.
Minor streets shall be designed so as to discourage
through traffic.
C.
Subdivisions abutting arterial streets.
(1)
Subdivisions abutting arterial streets shall provide
a marginal access service road or reverse frontage with a buffer strip
for planting, or some other means of separation of through and local
traffic as the Planning Board may determine appropriate. When frontage
on a minor street is required, there shall be no driveway or other
curb cut permitted along the frontage of the primary road.
(2)
All lots requiring reverse frontage shall have an additional twenty-five (25) feet of depth above the requirements of Chapter 335, Zoning. At the discretion of the Planning Board this twenty-five (25) feet of depth will be planted by the developer in evergreen trees and shrubs so as to provide a visual screen at least six (6) feet in height and covering fifty percent (50%) of the frontage of the property by the end of two (2) growing seasons.
(3)
The reverse frontage height of growth requirements
can be met in part by grading dirt at a slope of one to three (1:3)
to a height of four (4) feet within the twenty-five-foot reverse strip.
(4)
No subdivision showing reverse strips controlling
access to streets shall be approved except where the control and disposal
of land comprising such strips has been placed in the governing body
under conditions approved by the Board.
D.
Rights-of-way.
(1)
The right-of-way width shall be measured from lot
line to lot line. The pavement width shall be as specified. The following
dimensions shall be the minimum acceptable:
|
Type of Street
|
Over-all Width
(feet)
|
Road-way Width
(feet)
|
Side-walk Width
(feet)
| |
|---|---|---|---|---|
|
Arterial
|
80
|
50
|
4
| |
|
Collector
|
60
|
40
|
4
| |
|
Minor
|
50
|
30
|
4
|
(2)
The right-of-way for internal roads in multifamily,
commercial and industrial developments shall be determined on an individual
basis and shall never be less than thirty-three (33) feet and shall
in all cases be of sufficient width and design to safely accommodate
the maximum traffic, parking and loading needs and maximum access
for fire-fighting equipment; provided, however, that such rights-of-way
are in conformance with the Lacey Township Master Plan.
E.
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map or the street width requirements of this chapter shall dedicate additional width along either one (1) or both sides of said road. If the subdivision is along one (1) side only, one-half (1/2) of the required extra width shall be dedicated. In the case of such a on-half street, the subdivider shall be required to improve, in accordance with Article V, the one-half street, including ten (10) feet on either side of the center line of the street. If a realignment of an existing road is proposed, the developer shall provide not less than one-half (1/2) of the future width of the side or sides owned by him and one-half (1/2) of the future width from the new chapter line through any parcels not owned by him. It shall be the developer's obligation to obtain the required right-of-way from the owner/owners of the lands not owned by the developer which are affected by the proposed realignment.
F.
Grades.
[Amended 12-18-1980 by Ord. No. 32-80]
(1)
Grades of arterial and collector streets shall not
exceed four percent (4%). Grades of other streets shall not exceed
six percent (6%). No street shall have a minimum grade of less than
one-half of one percent (1/2 of 1%). Changes of grades may be had
under special improvement conditions recognized and approved by the
Planning Board. Special details may be required where grades exceed
two and one-half percent (2 1/2%).
(2)
Under certain conditions, the above-noted maximum
longitudinal profile grades may be exceeded upon approval by the Planning
Board, based on the recommendation of the Planning Board Engineer.
Where the algebraic difference between two (2) intersecting longitudinal
profile grades exceeds one (1), vertical (parabolic) curves must be
provided at such grade intersections. The location of all such vertical
curves and complete curve data must be shown on the proposed road
profile. All vertical curves shall be of sufficient length to provide
a smooth transition and proper sight distance in accordance with the
most current standards of the American Association of State Highway
and Transportation Officials (AASHTO) and as approved by the Planning
Board Engineer.
G.
Street intersections shall be as nearly at right angles
as is possible and in no case shall be less than sixty degrees (60º).
The block corners at intersections shall be rounded at the curbline
with a curve having a radius of not less than twenty (20) feet. Any
intersection of other than ninety degrees (90º) may be treated
as an exception to the above and special requirements may be imposed.
H.
Street jogs with center-line offsets of less than
one hundred twenty-five (125) feet shall be prohibited.
I.
A tangent of at least one hundred (100) feet long
shall be introduced between reverse curves on arterial, collector,
local and marginal access streets. When connecting street lines deflect
from each other at any one (1) point, they shall be connected by a
curve with a radius of not less than one hundred (100) feet for minor
streets and three hundred (300) feet for arterial and collector streets,
radii to be measured from the center of streets.
J.
Street right-of-way lines shall be smooth and continuous.
Bulges in the right-of-way, bubbles, half-circles and similar irregularities
are prohibited.
K.
Roadway cross slopes shall be such that a uniform
cross slope producing a curb reveal of six (6) inches from top of
curb to finished pavement is obtained.
[Amended 12-18-1980 by Ord. No. 32-80]
L.
All streets or roads which are designed to become
part of the street or road system of the Township of Lacey and environs,
as shown on the preliminary and final plans, shall be coterminous
with adjoining links to said system. Dead-end streets (culs-de-sac)
shall be avoided wherever possible. If their use is unavoidable, all
such streets and roads serving several otherwise isolated lots, where
necessary in the opinion of the Planning Board engineer and the Planning
Board, shall have a circular turning space at the end with a minimum
radius of fifty (50) feet at the curbline; the overall minimum radius
of the right-of-way shall be sixty (60) feet. Dead-end streets shall
not be longer than eight hundred (800) feet. If a dead-end street
is of a temporary nature, a similar turnaround shall be provided and
provisions made for future extension of the street and reversion of
the excess right-of-way to the adjoining properties. The length of
a temporary cul-de-sac shall be determined by the Board.
[Amended 12-18-1980 by Ord. No. 32-80]
M.
No street shall have a name which will duplicate or
so nearly duplicate as to be confused with the names of existing streets.
The continuation of an existing street shall have the same name.
N.
Prior to the construction of the final paving, the
developer shall have installed all underground utility mains and services.
The services-mentioned shall consist of the installation of connections
from the main to a point on the property side of the curb.
O.
Such design features as multilegged intersections
with more than four (4) legs, acute angle, V-type intersections and
jog intersections are prohibited.
P.
Continuous through local streets extending from one
major street to another should be avoided.
Q.
Four-legged intersections should be used infrequently.
Type intersections should be used more frequently.
R.
Curbs.
[Amended 12-18-1980 by Ord. No. 32-80]
(1)
Curbs shall conform to the standard detail configuration
of the New Jersey Department of Transportation for six by eight by
eighteen (6 x 8 x 18) inches and shall be of Portland-cement concrete
and shall conform to the requirements of the Standard Specifications
for Road and Bridge Construction — 1961, as amended
by the latest addenda.
(2)
Combination curb and gutter may be permitted by the
Planning Board upon specific application.
(3)
Alternate curb types may be permitted upon application
to the Planning Board. The applicant shall submit for review by the
Planning Board Engineer typical section details and specifications
of the proposed alternate curb type.
(4)
The use of continuous form or machine-laid slip-formed
curb shall be permitted upon application to the Planning Board. The
applicant shall provide for review by the Planning Board Engineer
typical section details, specifications and specific details as to
the construction methods and equipment to be employed.
S.
Sidewalk and drive aprons shall be required for all major subdivisions and developments unless specifically waived by the Planning Board. Sidewalk widths shall be as specified in Subsection D(1) of this section and shall be four (4) inches thick, except in areas of driveway crossings, where the thickness shall be six (6) inches. The concrete apron shall be six (6) inches thick, Class A concrete.
[Amended 12-18-1980 by Ord. No. 32-80]
T.
Road pavement. All streets shall be constructed as
follows:
(1)
All materials, equipment and methods of construction
shall conform to the Standard Specifications for Road and Bridge construction
of the New Jersey Department of Transportation-1961, as amended by
the most recent addenda or as otherwise directed by the Engineer.
Each stage of the construction must be approved by the Engineer prior
to commencing the next stage. The Engineer shall be notified at least
one (1) working day prior to the start of any stage.
[Amended 12-18-1980 by Ord. No. 32-80]
(2)
Subgrade. The subgrade shall be in a proper, finished
condition conforming to the proper line and grade and free of any
soft spots or other deficiencies. The subgrade shall be tested by
running a roller, of a weight at least equal to that to be used in
the paving operation, over the entire subgrade. If the deformation
of the subgrade is excessive in the opinion of the Engineer, the subgrade
must be stabilized in a manner satisfactory to the Engineer.
(3)
Gravel base course. The gravel base course shall be
minimum six-inch thickness, Type 2, Class B, and conform to the current
New Jersey State Highway Department Standards Specifications for Road
and Bridge Construction. There shall also be an asphaltic oil prime
coat applied to the gravel base course prior to the construction of
the bituminous stabilized base course.
(4)
Subbase. Where subbase conditions of proposed streets
are wet, spongy or of such a nature that surfacing would be inadvisable
without first treating the subbase, the treatment of subbases shall
be made in the following manner: The street shall be excavated to
a depth that shall be a minimum of twelve (12) inches below the proposed
finished grade. Where required by the Township Engineer, a system
of porous concrete pipe subsurface drains shall be constructed beneath
the surface of the road and connected to a suitable drain. After this
subbase material has been properly placed and compacted, the street
surfacing material, as described, shall be spread thereon.
(5)
Pavement.
[Amended 12-18-1980 by Ord. No. 32-80]
(a)
A bituminous concrete pavement shall be constructed
in two (2) courses as follows and in accordance with the most current
Standard Specifications for Road and Bridge Construction of the New
Jersey State Highway Department — 1961, as amended
by the latest addenda or as otherwise directed by the Engineer.
[4]
For local residential (non-through) streets
(or on specific certain cases involving major subdivisions approved
prior to 1971).
[a]
Surface course: hot-mixed bituminous
surface course, Type FABC-1, modified mix No. 5, two (2) inches compacted
thickness on:
[b]
Base course: soil aggregate (gravel)
Type 2, Class A or B, six (6) inches compacted thickness conforming
to the requirements of § 297-36S(3) herein.
[c]
Construction of the top or surface
course of the pavement shall be held in abeyance for at least one
(1) year from the time of construction of the base course. However,
temporary paving shall be placed around all manholes, valve boxes,
inlets, etc., immediately after construction of the base course. Prior
to laying the top or surface course, an inspection by the Township
Engineer shall be necessary to determine repairs required (i.e. potholes,
defects, etc.).
(b)
All major subdivisions and developments for
which approval was obtained under a prior ordinance shall conform
to the pavement thicknesses and materials as required by the ordinance
in effect at the time of approval of the major subdivision or development
or as shown on the approved final construction plans. Should the developer
wish to amend the approved final construction plans to permit the
use of a pavement design conforming to current standards, an amended
preliminary and final plat application amending the pavement design
must be submitted to the Planning Board, and approval for such changes
will be on an individual case basis as per the recommendation of the
Planning Board Engineer.
(6)
Test cores. If, in the opinion of the Township Engineer,
the thickness and/or composition of any road construction is doubtful,
the Engineer shall instruct the developer to supply cores, then under
the supervision of the Township Engineer, for analysis and evaluation.
Failure to notify the Township Engineer's office at least twenty-four
(24) hours prior to any phase of road construction shall be considered
cause for the Township Engineer to require the developer to supply
material cores as specified above.
A.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by Chapter 335, Zoning, and to provide for convenient access, circulation control and safety of street traffic, but in no case shall be less than four hundred (400) feet nor more than one thousand two hundred (1,200) feet in length, except where unusual conditions make these dimensions impossible.
B.
Pedestrian crosswalks shall be required in locations
deemed necessary by the Planning Board in order to provide access
to schools, recreation areas, shopping facilities, transportation
facilities, churches and other community facilities. Such walkway
or right-of-way shall be at least fifteen (15) feet wide and be straight
from street to street and contain a four-foot-wide sidewalk, but no
planting of shrubs or trees or building of fences or other obstructions
shall be permitted on such fifteen-foot walkway. Such walkway shall
provide a visual connection from street to street.
C.
For commercial, group housing or industrial use, block
size shall be sufficient to meet all area and yard requirements for
such use.
A.
Lot dimensions, frontage and area shall not be less than the requirements of Chapter 335, Zoning, shall be appropriate to the topography and natural character of the land being subdivided and shall be appropriate to the type of development and use contemplated. Lot frontage shall be determined at the property line.
B.
Insofar as is practical, side lot lines shall be at right angles to straight street lines and radial to curved street lines. Each lot must front upon an approved street at least fifty (50) feet in width, except lots fronting on streets described in § 297-36D(1) of this Article.
C.
Where extra width has been dedicated for widening
of existing streets, lots shall begin at such new street line and
all setbacks shall be measured from such line.
D.
Where there is a question as to the suitability of
a lot or lots for their intended use due to factors such as rock formations,
topography, internal drainage, flood conditions or similar circumstances,
the Planning Board may, after adequate investigation, withhold approval
of such lots. The Planning Board shall require certification by a
professional engineer, substantiated with soil borings, that the soil
has sufficient bearing capacity for building foundations.
F.
Corner lots for residential use shall have additional width in order to accommodate the requirements of Chapter 335, Zoning, of the Code of the Township of Lacey for front yard setbacks on both streets.
G.
Excessive conformity and excessive nonconformity in
building setback lines shall be avoided.
H.
The Planning Board shall not approve any subdivision
which permits more than one (1) principal residential use on any one
(1) lot, except in cases where multiple-family structures are permitted
by ordinance.
A.
In large-scale developments, easements along side
or rear property lines or elsewhere for utility installation and maintenance
or for access to a public use area or facility may be required. Such
easements shall be at least twenty (20) feet wide and located in consultation
with the companies or municipal departments concerned, but no planting
of shrubs or trees or building of fences or other obstructions shall
be permitted on such twenty-foot easement. All such easements must
meet with the approval of the Planning Board engineer.
B.
Where a subdivision is traversed by a watercourse,
drainageway, channel or stream, there shall be provided a stormwater
easement or drainage right-of-way conforming substantially with the
lines of such watercourse, and such further width or construction,
or both, as will be adequate for the purpose and shall conform to
comprehensive plans for these facilities in the Township, if such
exist or should hereafter be adopted.
C.
Natural features such as trees, brooks, hilltops and
views shall be preserved whenever possible in designing any subdivision
containing such features. They shall be modified only insofar as necessary
to provide protective drainage and water-runoff slopes away from all
sides of all buildings. Due consideration shall be given to the laying
out of adequate parks and playgrounds in residential areas for dedication
to the Township or reservation for common use of the public by deed,
covenants or agreements which are approved by the Planning Board.
Areas for parks and playgrounds shall be of reasonable size for neighborhood
recreational use and shall be conveniently located.
A.
When a natural waterway traverses or borders the tract for which approval is being sought, § 297-41 of this chapter must be complied with. When the New Jersey State Water Policy Commission determines that the Board shall make the review, the following shall be required:
(1)
Design shall be based on the rational method.
(2)
A fifteen-year storm shall be used to compute the
capacity of the section.
(3)
A minimum runoff coefficient of thirty-hundredths
(0.30) shall be used for residential and rural areas.
(4)
The side slopes shall not be steeper than three (3) feet horizontally to one (1) foot vertically and shall be stabilized with topsoil in accordance with § 297-44.
(5)
All calculations shall be submitted to the Board Engineer.
(6)
An easement shall be provided sufficient in width
to contain the watercourse, and of such further width as will be adequate
for the purpose of construction and maintenance.
B.
Land subject to flooding, land determined to be uninhabitable
and land required for floodplain control, all as determined by the
Planning Board, shall not be platted.
A.
The determination of sizes of pipe and box culverts
must be based upon hydraulic calculations, copies of which shall be
submitted to the Planning Board Engineer as part of the preliminary
plat submission. Complete runoff calculations shall be provided as
part of the preliminary plat submission for all major subdivisions
and shall be on the following criteria:
[Amended 12-18-1980 by Ord. No. 32-80]
(1)
For watershed areas of less than two hundred fifty
(250) acres, the rational method shall be used. The following coefficients
of runoff shall be used:
|
Surface
|
Coefficient C
| |
|---|---|---|
|
Grass
|
0.30
| |
|
Wooded areas
|
0.35
| |
|
Walks, stoned and graveled areas
|
0.85
| |
|
Pavements, roadways and shoulders
|
0.95
|
(2)
Runoff calculations shall be based on a ten-year design
frequency storm using the Atlantic City Rainfall Intensity-Duration
Curve. The duration of a storm used in computing the stormwater runoff
from a major subdivision shall be the time of concentration which
is the time required for rainfall falling at the most remote point
in the drainage area to reach the point of discharge into the storm
drainage system under consideration. Under certain situations, the
Planning Board Engineer may require that the design storm used as
the basis for runoff calculations be greater than a ten-year storm.
(3)
For watershed areas greater than two hundred fifty
(250) acres, the method employed in determining stormwater runoff
from the development shall be as outlined: TP-55, Urban Hydrology
for Small Watersheds, and TP-149, A Method for Estimating Volume and
Rate of Runoff in Small Watersheds.
B.
Storm drainage systems shall be designed to carry
all stormwater runoff coming to or accumulating on the street and
shall have sufficient capacity to carry that volume of stormwater
runoff which it is expected to receive based on the storm runoff volume
as computed above. In general, self-cleaning grades shall be designed
for all pipes so that a minimum velocity of two (2) feet per second
will be obtained when the pipe is flowing one-fourth (1/4) full. Complete
hydraulic calculations sizing the storm drainage system piping and
structures shall be submitted to the Planning Board Engineer as part
of the preliminary plat submission.
[Amended 12-18-1980 by Ord. No. 32-80]
(1)
The pipe sizes to be used in a storm drainage system shall be of sufficient capacity to carry the volume of stormwater runoff directed to it, as computed in accordance with the methods outlined in § 297-41A herein, with the pipe flowing one-fourth (1/4) full, in open channel, free flow. Pipes of less than fifteen (15) inches in diameter will not be permitted. All storm drainage pipes running under streets shall be one (1) size larger than the minimum pipe size required for the runoff volume which it must carry. Under unusual and extreme conditions and upon specific application to and approval by the Planning Board Engineer, pressure-flow storm sewers may be permitted.
(2)
Inlets shall be located at all intersections and located
in streets with inlets on both sides of the street at intervals of
not more than four hundred (400) feet or such shorter distances as
required to prevent the flow of surface water from exceeding four
and five-tenths (4.5) cubic feet per second at a New Jersey Standard
Type B inlet. Access manholes shall be placed at maximum five-hundred-foot
intervals throughout the system and at pipe junctions where there
are no inlets.
C.
The minimum pipe size shall be fifteen (15) inches
and shall only be used for storm drain runs of fifty (50) feet or
less in length. Inlets shall be spaced so that the run of water in
gutters does not exceed one thousand (1,000) feet or one (1) block.
Manholes or inlets shall be placed wherever a change in grade or alignment
of a storm drain occurs, but in any case not more than two hundred
fifty (250) feet apart. Where the pipe sizes are increased, the invert
of the larger pipe shall be dropped so the tops of the pipes will
be at the same elevation. In general, all storm sewers shall have
a minimum cover of two (2) feet. Outlet pipes shall extend to the
edge of existing streams and must have a concrete headwall on the
end of all pipes.
D.
Headwalls shall be of concrete (Class D); they shall
be at least four (4) pipe diameters long and must have the foundation
at least thirty (30) inches below final grade. They must have a return
into the stream bed at least eighteen (18) inches deep on the upstream
and outside edges. They must have a splash block the length of the
headwall and be at least one and one-half (1 1/2) pipe diameters
wide.
E.
If underdrains and/or subbase drains are required,
they shall conform to 5.1 of the standard specifications. In no case
shall a drainpipe be placed within two (2) feet horizontally of any
sanitary sewer installation when running parallel with it.
F.
Retention and detention facilities.
[Amended 12-18-1980 by Ord. No. 32-80]
(1)
All detention or retention facilities shall conform
to the requirements of the New Jersey Department of Environmental
Protection, Bureau of Water Resources; Soil Conservation Service,
United States Department of Agriculture; and as directed by the Planning
Board or Engineer. Complete design details, hydraulic and hydrologic
calculations, including inflow/outfall, an assessment as to the impacts
to any lands downstream from the detention or retention basin discharge
and all other information as required by the Planning Board Engineer
shall be provided.
(2)
For tributary areas of less than fifty (50) acres,
the detention facility shall be designed to accept the stormwater
runoff volume from a fifty-year storm with a twenty-four-hour duration.
For tributary areas greater than fifty (50) acres, the facility shall
be designed to accept the stormwater runoff volume of a one-hundred-year
storm of a twenty-four-hour duration.
G.
Manholes and inlets shall conform to 5.3 of the standard
specifications.
[Amended 12-18-1980 by Ord. No. 32-80]
All boundary monuments as required by the New Jersey Map Filing Act, Chapter 358 of the Laws of 1953,[1] shall be set and shall be of concrete or hard durable
material at least thirty (30) inches long. The top and bottom shall
be a minimum of five (5) inches square.
[1]
Editor's Note: See N.J.S.A. 46:23-9.9 et seq..
Street signs shall be of a type as approved
by the Township Engineer. They shall be placed in a foundation of
concrete (Class D) which shall be a minimum of three (3) feet deep
by one (1) foot square, with the vertical member of the sign being
embedded for the full depth. The head of the sign shall be so secured
by welding or bolting as to ensure refusal to turning under normal
conditions and shall be mounted at a minimum height of ten (10) feet.
[Amended 12-18-1980 by Ord. No. 32-80]
All topsoil, fertilizer, seed, sod, mulch and
placement thereof shall also conform to the most current requirements
of the Ocean County Soil Conservation District.
A.
Certification. The subdivider shall require the manufacturer or supplier to furnish two (2) copies of certification of compliance with each delivery of materials, components and manufactured items that are to be used to construct or install any of the items required by § 297-9. One (1) copy shall be furnished the Municipal Engineer and one (1) copy shall be retained by the subdivider.
B.
Testing.
(1)
The subdivider shall, prior to the installation of
any bituminous surface cover, have the thickness of the base course
tested for compliance with the requirements. The Municipal Engineer
or his representative shall indicate the locations and shall measure
the thickness. If the base course is determined to be inadequate,
additional base material shall be added to bring the base course to
the prescribed thickness.
(2)
The subdivider shall have bituminous surface course
tested for compliance with the thickness requirements by coring. The
Municipal Engineer or his representative shall indicate the locations
for the test borings and shall measure the thickness thereof. If the
surface course is determined to be inadequate, an additional course
of bituminous material shall be applied to bring the surface course
to the prescribed thickness. Where an additional course of bituminous
material is required, the Municipal Engineer shall determine if a
tack coat of bituminous material is required prior to the additional
thickness being applied.
All utilities shall be placed underground unless
the Planning Board shall determine that such installation is deemed
impractical.
All surface streetlighting consisting of ornamental
aluminum light standards shall be placed approximately 200 feet apart.
[Amended 2-14-1991 by Ord. No. 5-91; 3-27-1997 by Ord. No. 97-12; 9-12-2013 by Ord. No. 2013-25]
Shade trees shall be planted in all major subdivisions and major
site plans and shall be located on the street line in a manner not
to interfere with utilities, sidewalks or sight triangles. A plan
showing location and type of all proposed shade trees shall be submitted
to the Planning Board before final approval.
A.
Tree wells suitable for planting and maintenance of shade trees shall
be established along both sides of each new street, and along the
frontage of all site plans. The tree wells shall be not less than
four feet in width. "Tree well" is defined, for the purposes of this
chapter, as an area of the street in which trees shall be planted
and maintained for street shade or decoration, or both.
B.
The developer shall plant shade trees in said tree wells along all
public and private roads at spacings from a minimum of 30 feet to
a maximum of 50 feet apart. Species noted as small or compact in this
section shall be planted with a maximum spacing of 40 feet. On sites
where visual access is demonstrably encumbered, but is commercially
desireable, the required number of trees may be distributed in a clustered
fashion with spacings varying from the above.
C.
All shade trees to be planted shall conform to The American Standard
for Nursery Stock, latest edition, as published by the American Nursery
and Landscape Association, for quality, size form and root-ball specifications.
All shade trees shall be single-trunked, and be tagged at the nursery
for their species, variety and size gradation, and shall remain tagged
until inspected by the Township at the planting.
D.
Shade trees shall preferably be planted in a dormant state. Exceptions
may be granted upon receiving approval from the Township; however,
performance guarantees for such plantings shall be extended for an
additional growing season. Impaired growth of trees planted any time
other than dormancy shall be grounds for rejection of the tree by
the Township, at any time guarantees remain in place.
E.
The plan for shade trees to be submitted to the Planning Board shall
depict typical means of planting trees in planting pits within the
tree wells. The planting pit shall be no less than 18 inches wider
in all directions than the root ball. It shall not be deeper than
the root ball, except in the event of impeded drainage or compacted
soil conditions. Trees shall be set so that the root flare is visible
above final grade, and such that the tree bears the same relationship
to the ground elevation as it had at the growing nursery. The planting
pit shall be backfilled with topsoil from the site, except as otherwise
permitted by the Planning Board. No chemical fertilizer shall be added
for the first year after planting.
F.
Provision for watering all shade trees shall be made through the
first two full growing seasons, to ensure proper establishment. Specification
for the method of providing water shall be stated on the plan. The
use of permanent irrigation systems is encouraged for greater growth
rates and longevity.
G.
In areas of land requiring more than five shade trees, more than
one species shall be selected to be planted, in order to prevent plant
disease. It is preferable that the trees be planted in small groupings
of a given species rather than in an alternating pattern of single
individuals of each species, for aesthetic reasons.
H.
Initial, replacement or subsequent plantings shall conform to the
type shown on the approved plans. If deviation is anticipated, it
shall be done only with advance written request specifying the requested
change and only upon approval by the Planning Board.
I.
Species selection.
(1)
The developer shall consider the space available for the tree and
the species's typical growth habit and rate, and shall not plant large
scale or spreading-canopied trees where overhead and underground utilities
or other structures are likely to create spatial conflict with the
species chose. In places where space is available, larger trees are
generally preferred over smaller-growing species.
(2)
Anticipated post-development soil moisture conditions shall be examined
before species selection. The ability of a particular soil to hold
moisture available to plants is important, is typically related to
its texture (i.e., sand, loam, etc.) and shall be considered in selection.
The hydrologic position of each planting site shall be considered.
Water availability may be from groundwater and may fluctuate greatly
by season; this water may be fresh, or somewhat saline if hydrologically
connected to estuarine waters. Bay water can be more saline than ocean
water. Tree species are noted in this section for their particular
moisture tolerances.
(3)
The varied salt-tolerance of trees species shall be considered in
species selection. Salt which is generally detrimental to trees can
be from airborne sources, if near Barnegat Bay and estuaries, and
can also be from the ground or groundwater, or both. Species are noted
with relative tolerance of both, except as otherwise noted. Tree species
not noted in this section are not tolerant of salt.
(4)
In all areas, shade trees shall be selected from the following lists
in this section. Trees native to Ocean County, New Jersey, are preferred
over others for their special adaptations in local soil, climate and
other conditions.
(5)
The developer may request a waiver from the species listed, provided
that specific reasons for the variation from the species are given,
and such reasons are found to be justifiably acceptable to the Township.
(6)
All tree species noted in this section are broad-leaved, deciduous
trees, except as otherwise noted. All notations of any cultivar or
variety are for informational purposes and shall not limit the cultivars
or varieties proposed by the developer.
(7)
In areas of anticipated seasonally, statically or tidally high water
tables, typically adjacent to waterways, bays, lagoons or wetlands,
the following trees are recommended:
(a)
Red Maple (Acer rubrum): limited tolerance of salt in soil;
numerous cultivars and varieties exist which have varied growth habits
to suit various sized planting locations, somewhat flood tolerant.
(b)
Serviceberry (Amelanchler Canadensis): salt tolerant, small-scale
tree, conspicuous flowers, brilliant fall color.
(c)
Common Hackberry (Celtis occidentalis) and Hybrid Hackberry
(Celtis occidentalis x laevigata, such as variety Celtis x "Magnifica"):
limited tolerance of airborne salt, tolerant of salt in soil, flood
tolerant.
(d)
Seedless Sweet Gum (Liquidambar styraciflua "Rotundiloba" or
other sterile variety only): rapid growing in youth, salt intolerant,
flood tolerant; varieties which produce fruit (seed) shall be prohibited.
(e)
Southern Magnolia (Magnolia grandiflora): large growing, showy,
fragrant flowers, broadleaved evergreen, messy growth habit, inadvisable
where it will overhang sidewalks, limited salt tolerance; use cold-hardiest
varieties such as "Bracken's Brown Beauty," "Edit Bogue" or others.
(f)
Black Gum (Nyssa sylvatica): some salt tolerance, limited flooding
tolerance, brilliant fall color.
(g)
Swamp White Oak (Quercus bicolor): some salt tolerance.
(h)
Willow Oak (Quercus phelios): large growing, salt tolerant.
(i)
Bald Cypress (Taxodium distichum): rapid and large growing,
deciduous conifer, flood tolerant, useful in some relatively narrow
locations: pedestrian access at all stages of growth shall be considered;
cultivars such as "Shawnee Brave," "Monarch of Illinois" and others
can predictively control the dimensions of this somewhat variable
species.
(8)
In areas of upland, not subject to anticipate seasonally, statically
or tidally high water tables, the following trees are recommended:
(a)
Red Maple (Acer rubrum): limited drought tolerance, limited
tolerance of salt in soil; numerous cultivars and varieties exist
which have varied growth habits to suit various sized planting locations;
somewhat flood tolerant.
(b)
Serviceberry (Amelanchler Canadensis; varieties "Autumn Sunset,"
"White Pillar," "Cumulus" and others are adapted as single-trunked
trees): salt tolerant, compact flowering tree, brilliant fall color.
(c)
Common Hackberry (Celtis occidentalis) and Hybrid Hackberry
(Celtis occidentalis x laevigata, such as variety Celtis x "Magnifica":
highly drought tolerant, tolerant of salt in soil, slightly tolerant
of airborne salt.
(d)
Thornless Cockspur Hawthorn (Crataegus crus-galli "Inermis"
or other thornless type): very drought tolerant after establishment,
conspicuous flowers and fruit, somewhat compact tree.
(e)
Eastern Redcedar (Juniperus virginiana): needled evergreen to
be planted at 12 feet to 14 feet in height, very salt tolerant, very
drought tolerant after establishment, useful in some relatively narrow
locations; pedestrian access at all stages of growth shall be considered;
use of cultivars such as "Emerald Sentinel," "Manhattan Blue" and
others can predicatively control the dimensions of this very variable
species.
(f)
American Hophombeam (Ostrya virginiana): useful in relatively
narrow locations, very drought tolerant after establishment.
(g)
White Oak (Quercus alba): large, slow growing, tolerant of salt
in soil, somewhat tolerant of airborne salt, drought tolerant after
establishment.
(h)
Swamp White Oak (Quercus bicolor): limited salt tolerance, some
drought tolerance after establishment.
(i)
Scarlet Oak (Quercus coccinea): large growing, very drought
tolerant after establishment, brilliant fall color.
(j)
Red Oak (Quercus rubra [Q. borealis]): somewhat tolerant of
salt in soil, somewhat drought tolerant after establishment, the State
Tree of New Jersey.
(k)
Willow Oak (Quercus phellos): large growing, salt tolerant,
some drought tolerance after establishment.
(l)
Bald Cypress (Taxodium distichum): rapid and large growing,
deciduous conifer, drought tolerant after establishment.
(9)
Where native trees are not desired for design reasons, the following
tree is permissible:
(a)
Japanese Zelkova (Zelkova serrata including cultivars such as
"Musachino" [upright], "Village Green," "Green Vase" and others):
formal appearance, highly urban tolerant; use of cultivars predicatively
controls size, but seedling-grown trees tend to have superior fall
color.
J.
All tree species and varieties which have been deemed to be invasive
by the United States Department of Agriculture, the State of New Jersey,
or applicable regional or local jurisdictional authority shall be
prohibited from being planted as a shade tree in the Township.
K.
Each developer shall present with their map, when approval of map
is requested, a written and signed statement of the number and kinds
of trees to be planted, which statement shall be dated, addressed
to the Township of Lacey and signed by the developer or developer's
duly authorized agent. All Township officials shall require that all
guarantees given the municipality by developers include an item for
the fair cost of such trees and their planting in each particular
development.
L.
In the maintenance bond required by the municipality, provision shall
be made to cover the maintenance and replacement of trees within that
period.
M.
The applicant shall provide the Planning Board with a map showing
the proposed location of all shade trees within the proposed subdivision.
N.
Within the Pinelands Area, shade trees authorized in N.J.A.C. 7:50-6.23
are permitted.
O.
At time of construction, the developer may request a field change
to substitute other species, provided that specific reasons for the
variation from the preferred species are given, and such reasons are
found to be justifiably acceptable to the Township Engineer.
No subdivision approval, either tentative or
final, shall be granted under this chapter without the written approval
of the Lacey Municipal Utilities Authority[1] with regard to water supply and sewage disposal systems.
A.
Sanitary sewer installations shall be required in
all major subdivisions except those located within the Pinelands Area.
Such installations shall be in accordance with the standards and specifications
of the Lacey Municipal Utilities Authority and subject to its approval.
All such installations shall be properly connected with an approved
system, if possible, and shall be adequate to handle all present and
probable future development.
[Amended 2-14-1991 by Ord. No. 5-91]
B.
The construction of water mains, if required, shall
be in accordance with the standards and specifications of the Lacey
Municipal Utilities Authority and subject to its approval.
C.
The developers or owners shall lay all sewer and water
mains, connections and appurtenances in the street according to the
specifications and under the inspection of the Lacey Municipal Utilities
Authority.
D.
Developers and owners shall make all house connections
within the street limits from the curb to the main, including the
Y-branches, and provide each house connection with a vent at the curb.
E.
All expenses are to be paid by developers or owners,
including plans, specifications and inspection of the construction.
F.
The Lacey Municipal Utilities Authority is to receive
a deed for all rights and title to and interest in the collection
system lines, water mains and culverts.
G.
Sewer mains in the street may be of a greater diameter
than necessary to serve the project, in which case increased costs
are to be paid by developers situate the further distance from the
treatment plant than the previous development; said additional costs
are to be deposited with the Township in cash.
H.
The developer or owner is to pay for all construction,
including replacement of roadway pavement materials similar to present
composition.
I.
Each home owner shall apply an annual sewer rental
as established by the Lacey Municipal Utilities Authority.
J.
A sewer connection charge is to be paid to the Lacey
Municipal Utilities Authority for each connection.
K.
All of the above-listed improvements shall be subject
to inspection and approval by the Lacey Municipal Utilities Authority.
No underground installation shall be covered until inspected and approved.
L.
All major subdivisions not required to hook up to
the Lacey Municipal Utilities Authority sewer system shall be required
to furnish proof of acceptance and approval from the Lacey Township
Board of Health and the appropriate county and state agencies of an
adequate sanitary sewer system or individual sewage disposal system.
M.
No sanitary sewer plant or collection system shall
be installed without first acquiring approval from the appropriate
county and state agencies.
[Amended 12-18-1980 by Ord. No. 32-80]
Prior to beginning any excavation or land clearance
operation involving any major subdivision within the limits of the
Township of Lacey, the developer shall effect a rat control program.
All rat control programs shall be carried out by a New Jersey licensed
pest control operator whose experience and qualifications meet with
the approval of the Township Health Officer.
